Orientation
Start with the family home, then work out how northern Jeddah fits around it.
Sadayem is an NHC destination in northern Jeddah. NHC places it in the North Obhur setting near King Salman Bay and describes a residential community with education, health, shopping and green-space provision in its plan. Mohammed Al Habib’s Eyal Sadayem is one project within that destination, with a published total of 390 homes on a site of 118,550 m².
The distinction matters when you compare homes. A destination name describes a wider place; the individual plot decides your entrance, immediate surroundings and everyday route. Sadayem is also different from buying a waterfront villa or joining an Obhur beach compound. The public material reviewed does not establish private beach access for an Eyal home.
- Home formats
- Villas and townhouses
- Brochure model range
- Six models
- Project site
- 118,550 m², published project figure
- Area basis
- Plot and built-up areas are separate
Life here
A northern Jeddah home, with Obhur in the wider setting.
Public waterfront or private beach
Visit Saudi identifies Obhur Corniche as free to enter. A waterfront walk is different from a beach-club membership, and both are separate from the rights attached to a home. Sadayem’s northern location does not establish beachfront ownership or a sea view.
Time outdoors
Jeddah’s hot, humid summer makes shade and the time of day important. During a viewing, consider when the courtyard or roof will be used, where the shaded seating goes and how the outdoor area connects to the rooms you use most.
The weekend
Keep a coastal weekend wish list separate from the home’s included facilities. Check access, booking arrangements and the actual drive for any beach or leisure venue you expect to use regularly.
Developments here
A short, honest shelf.
Eyal Sadayem is Omnia’s published Mohammed Al Habib selection within the destination. The 390-home figure describes project capacity. Ask for the current available units and their individual details.
Saudi Arabia · Jeddah · Sadayem
Eyal Sadayem
390 villas and townhouses in Sadayem, north Obhur, Jeddah. Compare six four-bedroom models, plot areas and the current release with Omnia.
Nearby
Also in Jeddah.
Neighbouring addresses worth seeing before you decide.
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From£454,000Residences1–4 BedsHandoverQ4 2029Saudi Arabia · Jeddah · Jeddah Central
One&Only Private Homes Jeddah
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Khayala
Khayala is a 726-apartment scheme in 21 buildings in Al Hamdaniyah, north Jeddah, built with the National Housing Company. One, two and three bedroom homes from SAR 266,799, sold off-plan under Wafi.
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A closer reading
Choosing a home in Sadayem.
The Omnia Desk | NHC, Eyal Sadayem brochure and Saudipedia, October 2026 · October 2026
he strongest shortlist begins with the rooms and routines that matter. Sadayem offers a way to compare a townhouse with several villa formats within one destination. Read the plans alongside the community setting, then return to the same household brief for every viewing.
Townhouse or villa: compare what changes
The Eyal Sadayem brochure presents six four-bedroom models. Its townhouse example has a 250 m² plot and 322.18 m² built-up area. Four villa models sit on 300 m² plots, with published built-up areas of 364.29, 382.88, 385.93 and 388.23 m². The larger signature model has a 350 m² plot and 450.78 m² built-up area, with four master bedrooms identified in the brochure. These are model examples, not a current stock list.
All six examples have four family bedrooms, so the decision between a townhouse and a larger villa is principally about the amount and arrangement of space. The 300 m² plot models also differ in built-up area. Compare the plans for the location of living rooms, guest access and service accommodation, then identify what the larger footprint or floor total adds to your household.
Read the destination at the scale of your plot
NHC’s community page describes a mix of parks, education, health and commercial facilities. Treat those descriptions as destination context, then ask which services are operating near the offered home and which are still planned. Obtain a dated community plan and identify the relevant entrances rather than assuming every part of the destination has the same access.
Run the work and school journeys at the times you will use them. Include an ordinary shopping trip and the route to the clinic your household would choose. Published descriptions of proximity are useful for orientation, but this guide does not assign generic drive times to all Sadayem plots. Your exact start and finish points are more informative.
Keep the Jeddah comparison broader than one developer
For another villa setting, compare Al Majdiah’s Al Basateen Villas in Al Muhammadiyah. For an apartment in northern Jeddah, include Al Majdiah’s Khayala in Al Hamdaniyah, which has one-, two- and three-bedroom homes. Mohammed Al Habib’s Asala Residence Al Salamah adds apartment and duplex options in a different district. These alternatives show whether the priority is a private plot, a particular bedroom layout or the part of Jeddah you want to live in.
ROSHN Group has also announced ALAROUS Residence apartments within the ALAROUS master community. It is a relevant wider-market example because a planned community no longer implies a villa-only search. Its announced amenities need their own delivery check. Comparing it conceptually with Sadayem does not mean the two destinations share a handover programme or identical services.
Ask Omnia for a shortlist that tests one alternative home format and one alternative district alongside Eyal Sadayem. Use the same household size, budget and move-in requirement. That comparison helps establish whether Sadayem is the right location, rather than simply the first large villa plan you liked.
What to know
The practical part, before you look.
Ownership & rules
- Who can own
- Saudi and GCC nationals can already own. For other foreign buyers the framework took effect on 22 January 2026, and the Cabinet approved the designated geographic zones in June 2026, administered by REGA. The zones are drawn on maps, not district names, so we confirm a specific building against the REGA record rather than relying on the neighbourhood.
- What you hold
- Freehold title where a building sits inside a designated zone. Established stock is already titled, so ownership tends to be cleaner to verify than on unbuilt land.
- Residency
- The Premium Residency real estate route starts at SAR 4m of appraised, unmortgaged residential property and holds for as long as eligibility, including the ownership, is maintained. Cash routes exist alongside it for those who prefer not to anchor residency to one home.
- Taxes
- A one-off 5% real estate transaction tax on purchase, and that is broadly the headline cost. There is no recurring tax on a completed home and no individual capital gains tax when you sell one.
- Letting
- Long lets register through the Ejar platform. Short-let host permits are currently restricted to Saudi nationals, though a licensed operator route exists. We map which applies before you bank on rental income.
What it costs to buy
Rules and figures reflect the framework as last verified and can change. Your advisor confirms the current position, and eligibility for a specific building, before you commit.
Where it sits
Northern Jeddah, with the exact plot as your starting point.
- King Salman Bay
- A destination reference in NHC’s description; check actual access
- Work, school and the airport
- Map and time each journey from the offered home
Nearby
- Sadayem destination
- North Obhur
- King Salman Bay
The wider picture
The city
Jeddah
Use the Jeddah overview to compare Sadayem with an address closer to your workplace or preferred school.
Read the city guide
The country
Saudi Arabia
Read the market guideFrom the desks
Read around Jeddah.
Investor guides
Plot, built-up and internal area: reading a Saudi home plan.
Compare plot, gross floor, built-up and internal area using ROSHN Group and Mohammed Al Habib examples, including a worked price-per-metre calculation.
Process · Saudi ArabiaRead
Investor guides
Eyal Khuzam 1 vs 2: how to choose your villa.
Compare Eyal Khuzam 1 and 2 using published project totals, villa models, plot areas and the questions that matter for a current unit offer.
Process · Saudi ArabiaRead
Investor guides
What it costs to buy property in Saudi Arabia
RETT, registration, agency and running costs: the true all-in figure on a residence.
Costs · Saudi ArabiaRead
Investor guides
How to buy property in Saudi Arabia
Reservation to registered title at the Real Estate Registry: the stages, timelines and who you need.
Process · Saudi ArabiaRead
Investor guides
Can foreigners buy property in Saudi Arabia?
Foreign individuals can own freehold in designated areas, with 2026 rules widening access in Riyadh and Jeddah.
Ownership · Saudi ArabiaReadInvestor guides
Buying off-plan property in Jeddah and Riyadh
Escrow protection, payment plans and what a Four Seasons or operator flag is worth at handover.
Off-plan · Saudi ArabiaRead
Frequently asked
Before you enquire.
Where is Sadayem in Jeddah?
NHC describes Sadayem as a northern Jeddah destination in the North Obhur setting near King Salman Bay. Confirm the Eyal project pin and the particular plot before planning a visit.
Is Eyal Sadayem the whole community?
No. Eyal Sadayem is Mohammed Al Habib’s 390-home project within the wider NHC destination. Project totals and destination-wide facilities describe different scopes.
Does the project offer villas and townhouses?
Yes. The brochure includes a townhouse model and five villa models, all described with four bedrooms. Confirm which models and individual homes are currently available.
Does a Sadayem home include beach access?
The reviewed project material does not establish private beach access. A northern coastal-city address should not be read as a beachfront title or an included beach-club membership.
Are built-up areas the same as internal living areas?
No. The brochure reports plot and built-up areas separately. Request the measurement schedule for the exact home before comparing it with an apartment or another villa.
Continue exploring
Other Jeddah areas.
Residential advisory
The Omnia Jeddah desk
Tell us your preferred home format and daily destinations. We will help compare Sadayem with a small number of relevant Jeddah alternatives.
Start with the area
Let's start with Sadayem, not the apartment.
Tell us how you would use it. We will send the Sadayem guide, the buildings worth seeing, and an honest read on where ownership stands.